I sincerely hope you can help me. My Guiseley conveyancer is advising me that he is legally obliged toconduct Guiseley conveyancing searches becausethe firm are on the Virgin Moneyapproved lawyer panel. These Guiseley checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Guiseley conveyancing searches.
We note that you have a post code search directory identifying firms on the Lloyds conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Guiseley?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Guiseley.
We're in Guiseley, First timers purchasing with a mortgage (lender is Santander , and our solicitor is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I'm purchasing my first flat in Guiseley with a mortgage from Barclays . The builders would not budge the amount so I negotiated £7000 of extras instead. The house builders rep told me not reveal to my conveyancer about this side-deal as it may adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a house in Guiseley prior to instructing solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks will not grant a loan on a flying freehold premises.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Guiseley. Conveyancing may be slightly more expensive based on your lender's requirements.
Can I find out who is the owner of a property in Guiseley?
Provided the premises is registered with HM Land Registry, and you have the specifics of the location of the premises, you will be able to view results from the the Land Registry of the recorded owner for a fee.